Eventually, it led me to choose another lender in the interest of time.The LLC was formulated later and I am working to have the property rent out.I am looking to transfer the property into LLC for the following reasons1) Liability2) Tax separation from individual / rental property.  

I didn't get too far into the investors personal goals since I was more curious what you/individual investors in the area would do themselves.I think with the amount of cash he's got and the appreciation in the Phoenix market this is the route I would go myself.

You should have $150k in mind though so you're prepared for worst case - and also to allow for soft costs (permit fees, etc.)$75-90k is typical for a garage conversion ADU in Sacramento.

How much cash have you already injected into the deal including soft costs like architectural fees, permitting, etc...that you can document.

What is the legal process,  or the ABC to do when asking for private money from individual and private hard money lender?  

I like propstream.com mosty for deep and wide (best i;ve found) data/lists and deep dive into individual addresses. 

Does anyone know of an individual or company that would co sign with a stranger (me)?

The state the property is located in, homeowners' insurance policy, and whether you rented as an LLC or individual all make a difference.

How about the individual who took a social media guru course and now believes there are sellers lining up willing to accept terms seasoned real estate investors have never seen in their lifetime. 

I called my local Probate Court and the Court Clerk but they had no idea what I was talking about or where and why this information would be public and referred me to contact each individual estate.Has anyone utillized a Lead source online for probates that is reliable?